homequant
apartment · 425317

Meridian 38

Project page · Freehold

Indicative value range
S$1,833,999 – S$1,843,978
Indicative mid S$1,840,000 · S$1,598 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026Meridian 3801-051,152 sqftS$1,840,000S$1,598 psf×1.000S$1,598 psf
May 2026Meridian 3801-051,152 sqftS$1,828,000S$1,587 psf×1.000S$1,587 psf
Jan 2026Meridian 3801-051,152 sqftS$1,850,000S$1,606 psf×0.999S$1,604 psf

How accurate is this estimate for Meridian 38?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Meridian 38 since.

Median error
6.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.28% gross yield

S$42,000 of rent a year against the estimate above · 0.72 points below flats like it

Leases signed here within a quarter of this size run about S$3,500 a month, the middle of 2 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q2 20262000-2100 sqft4Non-landed PropertiesS$5,500
Q2 2026700-800 sqft2Non-landed PropertiesS$2,500
Q1 2026800-900 sqft2Non-landed PropertiesS$3,900
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,000
Q4 20251100-1200 sqft3Non-landed PropertiesS$4,000
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,800
Q4 2024700-800 sqft2Non-landed PropertiesS$2,300
Q3 20241100-1200 sqft3Non-landed PropertiesS$3,200

median of 2 URA rental contracts at Meridian 38 within a quarter of 107 sqm, since 2025Q4.

Buying or selling at S$1,840,000?

Buying: Stamp duty on S$1,840,000 · Cash and CPF needed on S$1,840,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,840,000.

Each opens with this figure filled in; change anything there.

Primary schools near 38 Lorong M Telok Kurau

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Meridian 38 · 01-05 · Apartment
1,152 sqftS$1,840,000S$1,598 psf
May 2026
Meridian 38 · 01-05 · Apartment
1,152 sqftS$1,828,000S$1,587 psf
Jan 2026
Meridian 38 · 01-05 · Apartment
1,152 sqftS$1,850,000S$1,606 psf
Oct 2025
Meridian 38 · 01-05 · Apartment
743 sqftS$1,050,000S$1,414 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.